A PROJECT ACCEPTANCE This Project has been accepted in partial fulfillment of the requirements for the Degree of Master of Urban and Regional Planning in the College of Architecture and Planning, King Faisal University, Dammam, Saudi Arabia. Date:_____________________________ Instructors: Dr. Mohammed H. Awad _____________________________ Prof. Akef M. Quazi. _____________________________
Dammam tourists attraction is increasing rapidly, and inviting tourists from many regions for various purposes. Consequently, this increases the load on the accommodation facilities. However, the accommodation facilities are randomly distributed. For example, they are concentrated within the urban areas of the metropolitan, which is about 50 Km apart from the main attraction area.
This study aims to propose a suitable distribution plan for tourists accommodation in Dammam Metropolitan area. The planning proposals of the study were generated on the basis of the main attraction areas and the tourist’s preferences. For the accomplishment of the study goal and objectives the study investigated the existing accommodation facilities conditions. In addition, a socio economic survey was conducted to explore tourists’ preferences and characteristics.
The study generated three alternatives for the distribution of tourists’ accommodation. They are as follow: First Alternative adopts the existing trend concept to minimize the implementation cost in which the concentration of tourists accommodation will remain within the urban areas. Second Alternative, is based on the concept of multi node accommodation centers along the transportation network, which will provide maximum mobility for tourists. Third Alternative focuses on reducing tourist commuting between the accommodation facilities and the attraction area, by locating the accommodation facilities within the metropolitan attraction. As a result a new Tourists City will be established within the main attraction area.
The result of alternative evaluation resulted in selecting the third alternative as the best. Therefore, the tourists accommodation is distributed according to the tourists preference. The implementation policy resulted in proposing Higher Authority for Tourism Affairs in Al-Dammam metropolitan. The authority will coordinate the city development and construction of the infrastructure. Also, the implementation policy proposed a consortium company to coordinate the construction and management of the new accommodation facilities.
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A
PROJECT ACCEPTANCE
This Project has been accepted in partial fulfillment of the
requirements for the Degree of Master of Urban and Regional
Planning in the College of Architecture and Planning, King Faisal
University, Dammam, Saudi Arabia.
Date:_____________________________
Instructors:
Dr. Mohammed H. Awad _____________________________
Prof. Akef M. Quazi. _____________________________
B
KING FAISAL UNIVERSITY
COLLEGE OF ARCHITECTURE AND PLANNING Project Examination Report
We have carefully read the report entitled TOURISTS
ACCOMMODATION PLANNING FOR DAMMAM
METROPOLITAN Submitted by Talal Abdullah Al-Harigi in partial
fulfillment of the requirements of the Degree of Master in Urban &
Regional Planning. We have also carried out report discussion on. We
recommend that this work be:
□ Accepted □ Completed □ Rejected
In support of this recommendation we present the following joining
statement of evaluation.
The work is of the standard required for a Master’s Project in Urban and
Regional Planning. It is well structured and presented in a clear and
logical manner. The objectives are clearly stated are based on a wide site
survey and information collected form different agencies. The
recommendations on ways to find solutions for TOURISTS
ACCOMMODATION PLANNING FOR DAMMAM
METROPOLITAN deserve the attention of all concerned government
and private agencies.
Project Examining Committee:
Name: Signature:
_________________________ _________________
_________________________ _________________
_________________________ _________________
_________________________ _________________
C
بسم هللا الرحمن الرحيم
إهداء
أتت سليمان يوم البين هدهـــدة تهدي إليه جراراً كان في فيـها
فأنشدت بلسان الحال قائــــلة تُهدى الـهدايا على قدر ُمهديـها
ان قيمته لــكان قيمتـك الدنـيا و ما فيهـالو كان ُيهدى إلى اإلنس
بعد عناء طويل تم نسج هذا النسيج من السطور ليرتديه كل مـن يسـتديد
منه ، فأهدي هذه الكلمات و السطور المتواضعة إلى الوالـد العييـي ، و ا م
Al-Khubar had the highest tourists nights. It exceeded 54% of the
total tourists nights in the study area. Saudis spend 9 tourists
nights out side the Kingdom43. The average visitors of the hotels is
almost 53.05% tourists during the period of (1415 - 1418 AH).
43 Al-Ektsad, Issue No. 303; June, 1998, p. 32
40
Growth in tourist nights in the study area increased by 0.63% from
1415 - 1418 AH. One of the factors affecting the trend of tourist
nights and keeping it almost steady, might be the increase of
furnished apartments. As the number of tourists increases, the
number of furnished apartment increases which absorbs the
increase of the tourists demand on accommodation in the study
area see table (3.3.1.5c).
Table 3.3.1.5c Tourist Nights in the Study Area by Hotel Class
Hotel Class 1415 1416 1417 1418 Average
5 Stars 229,740 208,890 204,188 233,758 219,144
4 Stars 107,637 88,029 100,263 126,893 105,706
3 Stars 145,975 118,323 109,332 140,470 128,525
2 Stars 21,679 21,803 22,220 23,892 22,398
Total 505,031 437,045 436,003 525,013 475,773
46
3.3.2 Furnished Apartments
3.3.2.1 Furnished apartments type and distribution:
There are 130 furnished apartments in the study area. They are
concentrated on Al-Dammam and Al-Khubar. Almost 49% of them
located in Al-Dammam and 51% located in Al-Khubar respectively
see table (3.3.2.1).
Table 3.3.2.1 Distribution of Furnished Apartments44:
City Number of apartments %
Al-Dammam 64 49
Al-Khubar 66 51
Total 130 100
Furnished apartments are located within the cities in any area that
has multi-story buildings. They do not follow a consistent trend as
most of them were built to be regular residential apartments.
Generally, they tend to be located near the Cornishe, urban center,
along main streets, CBD periphery areas or secondary centers.
Moreover, the apartments main concentration is on the CBD and
Cornishe or Dammam and Al-Khubar, and major concentration on
the secondary center of Al-Khubar, which is Al-Thuqbah. Through
the researcher inquiries about these apartments from
Municipalities and Ministry of Commerce branch in Dammam, they
declared that they have a limited obligation and authority on these
apartments. Every one claims that it falls within the jurisdiction of
the other. This situation shows that there are no regulations or
rules to monitor or control the quality and conduct of such
businesses.
44 Ministry of Commerce, Dammam Department, September 1998
47
There are no classifications or types for the furnished apartments.
Some of the apartments show high standard of amenity and
service like Park Plaza in Al-Khubar and Janadriah Suites. They do
not have a definite name as some call them suites, apartments,
rooms or guest-houses. During the time of the study a Ministerial
Decision, number 969, dated in 27/7/1419 H, announced the
organizational laws and regulations for the furnished apartments.
48
Map 3.4.1.1 Furnished Apartments Distribution in Al-Dammam City
49
Map 3.4.1.1 Furnished Apartments Distribution in Al-Khubar City
05
3.3.2.2 New Furnished Apartments Regulation
The regulations were published on the local newspapers from the
Ministry of Commerce. The following is the translations done by
the researcher for the Arabic text45.
This law is for any furnished residential unit provided for
accommodation on rental basis for one night or more. Minimum
number of units should be 5 with their utilities (one room or
more, Dinning room, Kitchen and Toilet as minimum).
This regulation will be implemented on the first of Muharam
1420 H. All owners of furnished apartments should rectify their
situation before the end of Thul Hujja 1419 H. Those who are
not compliant with the new regulation should finish their
activities within 6 months.
The furnished apartments will be classified into three
categories, which are first, second and third. Each will be
categorized according to the Ministry of Commerce evaluation.
The maximum cost will be defined by the Ministry of Commerce
according to their category, the ministry will also, define them
increase percentage in the high seasons costs.
The evaluation will be based on four main factors. The total
evaluation points will be 120 points divided as follows;
45 Translated by the Researcher form Ministerial Decision number 969 dated 27/7/1419AH, for
the Organizational Laws and Regulations for Furnished Apartments Units, Ministry of Commerce, Al-
Dammam Brach.
01
The building condition, including the interior and exterior.
36 Points
The accommodation size and furniture condition. 36 Points
Service and Facilities. 24 Points
Administration. 24 Points
Each category will have a minimum limit of the total points which
are as follows:
The first category, a minimum 120 points,
The second category 80 – 120 points,
The third category should have a minimum of 60 points.
Each unit will be categorized on the basis of the accumulative
points obtained, every 2 years inspectors will re-evaluate the
units and categorize them again.
All units management should comply with the ministry of
commerce rules and regulations, as well as the other
governmental agencies, specially the following:
Subscription in the network system with security
authorities, and only Saudis should work on the system.
Registration of the visitors should be only from their legal
documents.
02
Denying any guest without legal documents or any female
or non adult without escort (Muharam).
Separating the families units form the bachelors units.
Provision of local, national and international telephone
service.
24 hour receptionist should be available and securing
entrance and exits at night.
Provision of extra duplicate of all the unit keys to be used
by the manager in the event of emergencies.
All employees should have health certificates, and should
follow the appropriate measures for food preparation.
These rules and regulations provide and important base in
having information about furnished apartments. The ministry of
commerce will monitor and impose the quality assurance on the
furnished apartments. The regulations will force the furnished
apartments to follow tariff index according to the apartment
quality rank.
03
3.3.2.2 Apartment Capacity
The problem of the lack of management and control for the
furnished apartments yields to lack of any information about them.
The researcher relied on physical check and telephone
conversation with apartment receptionists to estimate their
capacity. The average number of apartments is estimated by the
researcher to be 17.3 apartments per Building. They vary from
one bedroom to two, and three bedroom apartments. On that
basis, there are around 2249 units46 that can accommodate 2249
families. For the purpose of the study, we will assume the number
of units for the (1 bedroom, 2 bedroom and 3 bedroom) is the
same which is one third of total number of units see (table 3.3.2.2).
Table 3.3.2.2 Estimation of Number of beds for the Furnished
apartments:
Type of Units 33.3347 % No. of rooms No. of beds1 : 9348
One bedroom 749.7 750 806
Two bedroom 749.7 1499 1612
Three bedroom 749.7 2249 2418
Total 2249 4498 4836
Out of the previous table, we conclude by defining the capacity of
furnished apartments as 4836 bed per day, which can serve 4836
tourists a day.
46 Estimated by the researcher. 47 Assumption of that each divides into 3 types apartment (1B, 2B, 3B) with 33.33% each. 48 Ratio of bed to room Clawson, F., Hotels and Resorts, 1998.
04
3.3.2.3 Furnished Apartments Cost Variation
Different from hotels, apartments do not have any regulations in
terms of costs. The cost of a furnished apartment varies in the
study area between 86 SR to more than 583 SR according to the
unit size, location, the quality of service, luxury of the apartments
# of Utilized Beds 67,704 348,192 335,135 424,359 1,175,390
The above table indicates that tourist nights reached 546,619 in
the furnished apartments. This figure is almost the same as in
hotels. That figure indicates the important role that apartments play
in providing tourist accommodation in the study area.
07
3.3.3 Resort Villages
3.3.3.1 Distribution
Most of the holiday villages are concentrated along the coastal
line. The main two concentration areas are Half Moon bay and Al-
Aziziah beach. The following table shows the distribution of the
Villages, see table (3.3.3.1).
Table 3.3.3.1 Distribution of Resorts Villages
Location Number Capacity/ Bed Percentage
Half Moon 6 800 68 %
Aziziah 2 212 18 %
Al-Dammam 2 160 14 %
Total 10 1172 100 %
3.3.3.2 Capacity of Resorts Villages
The villages vary in their size, capacity as well as the quality they
provide. The following table shows the capacity and type of units in
some of the villages. Some ideal examples on resort development
are Gulf Village and Al-Nakhel Beach see table (3.3.3.2).
Table 3.3.3.2 Capacity of Holiday Villages
Resort Single B Duplex Triplex Total
Sun Rise 16 36 52
Sun Set 30 35 35 100
Al-Khalij 251
Al-Shula 80 56 145 150
Al-Nakhel 200
Al-Tarfeeh 30 30 60
Total number of units 813
Gulf Village occupies an area of 4 hectares, and is Located to the
south west of Al-Khubar city within a distance of almost 45 Km. its
location over looks the gulf from three sides (crescent shape). The
village has 251 furnished units with seafront. The capacity varies
between 1-5 bedrooms. The prices per day for the units are as
08
follows: SR 850 for one bed room, SR 3600 for 2 bed rooms, SR
5400 for the large units of 4 -5 rooms in two story units. The village
has most of the basic facilities for the visitors like supermarket
laundry, gas station, fire station, recreation center, gymnasium,
and restaurant…. etc49.
Al-Nakhel Beach constitutes of 200 units.50 Shams Company for
Tourism Projects constructed the resort. Which include a club,
restaurants, commercial areas and a multi purpose Hall, as well as
a gymnasium, swimming pool and other facilities. The cost of the
project is estimated to be SR 60 million51.
3.3.3.3 Occupancy of Resorts Villages
The only resort village that provided the researcher with
information was Al-Shula resort village; Hence, the information
provided will be utilized to give indicators for the occupancy of the
resort village.
Table 3.3.3.3 Occupancy of Al-Shula Resort Village 1418-1419 H52
Months Thulhija Muhram Safar Rabi I Rabi II Jumad I Jumad II Rajab Total
# Visitors 280 119 125 287 378 270 243 218 1920
Tourist nights
840 357 375 861 1134 810 729 654 5760
Occupancy 15% 6% 7% 15% 20% 14% 13% 11% 13%
49
Al-Hajry, F, 1998, P 417 50 Department of Planning, MOMRA, 1998 Unpublished Report. 51 Al-Hajry, F1998,P 418 52 The Researcher Investigation according to Al-Shula resort Village reception Book November
1998.
09
Map 3.3.3. Distribution of Resorts Villages
65
3.3.3.4 Analysis of Resort Villages
Resort villages are mainly concentrated along the coastal line by
87% and 13% of the resorts in the urban areas. Capacity of the
resort villages is more than 813 units. The units are provided in
different sizes (Single, Duplex and Triplex).
Chart 3.3.3.4a Visitors Monthly Distribution in Al-Shula Resorts 1/12/1418 - 30/7/1419 H.
0
200
400
600
800
1000
1200
The A
lHija
h
Muh
aram
Safar
Rab
i I
Rab
i II
Jum
ada
I
Jum
ada
II
Raj
ab
Months
To
uri
sti
c n
igh
ts
Summer VacationExamination PeriodHajj Vacation
61
Resorts villages are provided for annual rental, ownership or day
62
rental. The cost of daily rent varies between SR. 400 and 5500 for
63
each unit depending on the size and the resort quality. The
0
50
100
150
200
250
300
350
400
121234567Months
V
i
s
i
t
o
r
s
Summer Vacation
Examination Period
Hajj Vacation
64
occupancy of the resort villages is influenced by two seasonal
factors. First, the occupancy increases in the weekends throughout
year. Second season is the holiday’s seasons (Eid Al-Adhha and
Eid Al-Fetar) and the end of semester vacations. Chart (3.3.3.4a
and 3.3.3.4b) shows the increase of occupancy in the two
seasons.
Weekends represent 58 % of the market with 24% and 34%, on
Thursdays and Wednesdays respectively. Monday and Tuesdays
have the second level of occupancy by 23% as some of the visitors
incorporate these days with weekends as short leaves from jobs.
The rest of the days represent the lowest occupancy as the
beginning of the week.
Chart 3.3.3.4b Daily Distribution of Units Occupancy
3.3.3.5 Cost variation of tourists villages
Cost of the tourists villages varies according the size of the village
and the amount of amenity and luxury the village has. There are
two type of rent in the tourists villages one on a yearly basis and
the other, per night. The cost of one bedroom unit per night varies
between SR 450 in Al-Shoula tourists village to SR 5400 in Al-
Khaleej tourists village for a unit with 5 bedrooms.
0 100 200 300 400 500 600 700
Units
Saturday
Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
Vis
itin
g D
ays
60
3.3.4 Camping
Al-Masud53 defined Camping in Saudi Arabia, an outdoor
recreation, as the setting up of a temporary shelter, with camping
provisions for a short or extended period of stay in particular,
usually a natural outdoor, location. Camping has been recognized
in the metropolitan in two different areas. First, along the coastal
line in Half-moon and Al-Aziziah. Second, on the desert area within
the metropolitan like Al-Riyadh road and between GCC road and
Half moon road. Camping activities start mainly in the winter and
spring seasons.
For the past five years, camping started to diminish compared to
previous years. In the past, some tourists provided their own
accommodation and slept in tents along the coastal line.
Nowadays, tourists spend their time in the tent and sleep in
furnished apartments in Al-Dammam and Al-Khubar54.
53 Al-Masud, M, 1990 54 The researcher observations. 1998
66
3.3.5 Summary of Accommodation Facilities
Three main types of tourists accommodation are identified within
the metropolitan area. These are hotels, furnished apartments and
resort villages. Hotels and furnished apartments are concentrated
in Al-Dammam and Al-Khubar while resorts are distributed along
the Gulf coast (Aziziah and Half Moon Bay). The following table
indicates the existing distribution of beds in the metropolitan.
Table 3.3.5.1 Distribution of beds in the Metropolitan
accommodation, 1998
Hotels Apartments *Resorts Total Beds
No. % No. % No. % No. %
Al-Dammam 1235 37 2370 49 160 14 3765 40
Al-Khubar 1695 51 2466 51 4161 45
Al-Dhahran 404 12 404 4
Coastal 1012 86 1012 11
Total 3334 100 4836 100 1172 100 9342 100
*Including Under Construction Resort.
Al-Dammam has a diversification of the three types while Al-
Khubar has no resorts, Al-Dhahran has only hotel, while the coast
is specialized in resort accommodation.
The real problem appears, as 85 % of the accommodation is
concentrated in the two main cities, which force tourist to live in the
city and commute to the coastal areas and major attraction areas.
That agglomeration refers to many reasons, which are:
Most of the hotels were established in the late seventies or
early eighties when local tourism was not considered. Hence,
most of the hotels were established to serve business visitors to
67
Al-Khubar and Al-Dammam in which it is logical to be within the
cities.
Most of the furnished apartments were essentially
established to serve the residence on a yearly rent basis. Then
investors changed the building from yearly rent flats to furnished
apartments.
Lack of infrastructure in the coastal areas to support
developing furnished apartments or hotels.
Investors get more secure investment by changing the
furnished apartments to yearly rent flats if tourism becomes
unprofitable or the project fails.
Chart 3.7.1.1 Concentration of Beds vs. Locations
68
3.3.5.1 Accommodation Cost Variation
The above table indicates that the coastal area has the most
expensive accommodation, which is resort villages. Then, Al-
Khubar, by average cost of SR 262 which is less than the coastal
by 70%. The last is Dammam, which is cheaper than Al-Khubar by
23%. In general, tourist accommodation in urban areas of
Dammam Metropolitan is cheaper than the accommodation in the
coastal areas. Furthermore, tourist accommodation in the urban
areas is available in a wide range of prices that suit affordability of
different tourists.
Table 3.3.5.1: Summary of Cost Variation
Hotels Apartments *Resorts Average
SR/ DB SR/1BRA SR/1BRU SR
Al-Al-Dammam
232 173 650 202*
Al-Khubar 285 240
262
Al-Dhahran 386
Coastal 850 850
Average 301 206 750
* Excluding Resorts, because it is the only available one DB: Double Bed Room; BRA: One Bedroom Apartment 1BRU: One Bedroom Unit
69
3.3.5.2 Summary of Tourist Accommodation Occupancy
The table below indicates that Occupancy in the Al-Khubar is 45%
then in Al-Dammam, which is 3% less than that of Al-Khubar. The
lowest occupancy in the coastal area is estimated as 13%. The
previous figures indicate, that the coastal area accommodations
are the most expensive, which illustrates one of the main reasons
for the low occupancy of the coastal area. See table 3.3.5.2
Table: 3.3.5.2 Summary of Tourist Accommodation Occupancy
Hotels Apartments Resorts Average
Ocup. Rate Ocup. Rate* Ocup. Rate* Ocup. Rate
Al-Al-Dammam
39.25% 45% NA 42%
Al-Khubar 44.25% 45%
45%
Al-Dhahran 41.25%
Coastal 13% 13%
Average 41.6% 45% 13%
* Estimated by the researcher
75
3.3.5.3 Summary of Tourist Nights
The table below shows that hotels and apartments have the
highest tourist nights, which is more than half million. However,
tourist resorts registered 38,577 tourist nights which represents
less than 4% of the total tourists nights in the metropolitan. Hotels
have the second highest tourists nights. Furnished apartments
registered the highest, which reflects the demand on furnished
apartments. The promising figure is that the metropolitan reached
more than million tourist nights in the 1998. This figure represents
almost 60% of the tourist nights that Saudis spent in Egypt. That
clearly indicates attractiveness of the area, which can be enhanced
The following table include the different variables that have impact
on the planning of tourist accommodation in Dammam
Metropolitan. The purpose of this table is to furnish the study with
quantitative and qualitative figures to be utilized in the identification
of tourists’ requirements. The table is divided into two parts, which
are the accommodation facilities and tourists preferences. The first
part represents the existing conditions of accommodation facilities
in relation to the following factors: Location, Category, Capacity,
Cost, Occupancy and Tourists Nights.
The second part represents the tourists’ preferences, to be utilized
in the future development plan and requirements projection.
Tourist preferences were obtained from the socio-economic
survey. The tourists preference quantified among the following
factors, which are; location, accommodation type, affordability,
group mixture, and tourists nights in the study area. The result of
this table will be reflected in the projection of tourist requirements
during the period of the plan.
154
Table 5.1.1 Summary of Existing Conditions
Type of accommodation Location Category Capacity / Beds Min. Cost Occupancy Touristic Nights/Year
Hotels
Far 5* 1220 36% 524 52.5 219144 16.25%
Far 4* 953 29% 343 32.5 105706 7.84%
Far 3* 1028 31% 250 36.75 128525 9.53%
F 2* 133 4% 148 53.25 22398 1.66%
3334 36% 43.75 475714 35.28%
Furnished Apartments
Far 3 BR 2418 50% 302 45% 369398 27.40%
Far 2 BR 1612 33% 196 66% 541784 40.18%
Far 1 BR 806 17% 152 35% 287309 21.31%
4836 52% 48.7% 820885 60.88%
Tourists Villages Near 1172 12% 450 13% 51719 3.84%
8170 100% 41% 1,348,318 100%
Tourists Preferences
Preferred Location
Preferred accommodation Type
Affordability. Group Mixture
Touristic Night per visit
Cornish 41% Hotels 31% 600+ 1% Single 29 % 2- 46%
Coastal 37%
Furnished Apartments
38% 401-600
19% -3 24 % 3-6 35%
Cent. Or around 20%
Tourists Villages
26% 200-400
38% 4-6 35 % 7-14 7%
Air Port 2% Camping 3% 200- 42% 7+ 12.% 14+ 12%
100 98 100
150
5.1 Potentials and Constraints
Potentials are those factors that would contribute towards, further
growth in the metropolitan tourism population, and increased
demand on accommodation. Constraints are those factors that
would have a negative impact on the growth of tourism population
and consequently negatively affect the accommodation
occupancy. These factors are listed as follows:
Factors Potentials Constraints
Location of Dammam Metropolitan International Tourists Attraction Varity of Attractions Vacant Land Private Investments
The strategic location of the study along the Gulf and the nearest sea front for Al-Riyadh and Al-Qassim Region which have a high tendency to visit the beaches in the study area. The permission for international tourists to visit the Metropolitan will contribute in increasing the accommodation occupancy. The Variety of attractions will contribute in increasing the occupancy of tourists accommodation. Development of supporting facilities which will be increase as result of the accommodation development, that will increase the attractiveness of the area. Availability of vacant land near the coastal line and in the inland areas of the Half moon beach and Al-Aziziah beach. The tendency of private investors to invest in tourism accommodation which will give a good opportunity for
Competition of the other areas on the Arabian Gulf, which attracts lot of international tourists and Saudis. Negatives externalities of International tourists on the cultural norms and conducts. Physical distance between the main attraction and the accommodation increased the commuting distance for tourists. In addition, the existence in the minor attractions on cities contribute in deviating tourists destination Needs for infrastructure development and grading will contribute in increasing the cost of the development. Tendency of investors to invest within the cities of the metropolitan due to lack of information about investment
156
Government Support Transportation
Family Tourism Frequency of Visits Expenditure Main Attraction
investment in different accommodation types. Government supports for investment in touristic sector will be one of the encouraging factors. Availability of three types of transportation (International Airport, Railway and Highways) which will improve tourists’ accessibility to the study area. The attractiveness of the metropolitan for Saudi families will contribute in increasing the demand on furnished apartments. More than half of the tourists has visited the area more than five times. This reflects the attractiveness of the study area and that it provides accommodation facilities for guests on repeated visits. Future availability of accommodation along the coastal line with affordable costs will secure attraction for 80% of the medium and low expenditure tourists. Attractiveness of the coastal areas will be increased in exponential manner by locating accommodation within the attraction areas. This will have a positive impact on attracting other tourism facilities.
potentials along the coastal line. Lack of administration for accommodation facilities and proper regulations that ensure the quality and cost control. Poor quality of road network within the metropolitan and especially those leading to the attraction areas. Poor quality of road signs and road maps. The current high cost of Tourists Resorts in the attraction areas forced families to look for accommodation within the cities. Lack of improvement in the attraction areas and accommodation will reduce the tourists satisfaction which consequently will affect the frequency of visits. High cost of accommodations in the coastal areas forced tourists to shift to cities of the metropolitan. Attractiveness of the attraction areas is negatively affected by the existing location of the accommodation.
157
5.3 Planning Problems
The current planning problems in accommodation are summarized
as follow:
Concentration of accommodation facilities within the cities of
the metropolitan lead to long commuting time between the
attraction and accommodation areas.
The concentration of accommodation facilities lead to
congestion and lack of parking spaces, as well as lack of
aesthetic views and identity in accommodation location.
Unutilized attraction areas of the coastal attraction and in
land areas might lead to other developments that may destroy
their attractiveness.
Low occupancy in the low seasons lead investors to
increase accommodation cost in the high seasons, which forces
tourists to look for alternatives in other areas out side the
Kingdom or other tourist attraction cities in the Kingdom.
Lack of administration authority lead to increase of prices
and decrease of the quality of accommodation.
Lack of infrastructure and support services in the coastal
areas, disable investments, and reduce the attractiveness of the
coasts.
Lack of identity that differentiates Dammam metropolitan as
a coastal attraction from other areas in the kingdom. Tourists
accommodation within the cities do not reflect any image of the
area as a coastal Metropolitan.
158
Map 4.5. Separation of Accommodation from Attractions
159
5.5 Redefinition of the Problem:
Tourists accommodation are not located in the proximity of the
tourist attraction potentials. They are agglomerated within urban
centres. This physical separation may lead to long-term
deterioration of the metropolitan area as a tourist destination.
5.6 Redefinition of Goals and Objectives
The goal is to formulate planning proposals for tourists
accommodations that would enhance the location proximity
between accommodation facilities in relation to tourist
attraction sites, and maximize attraction of Dammam
Metropolitan.
5.6.1 Objectives:
Provide sufficient accommodation facilities to meet
tourists growing needs in the metropolitan.
Diversify provision of accommodation to suit tourists
preferences and affordability.
Maximize proximity between tourists attractions and
accommodation facilities.
115
5.7 Projection of Tourist Future Requirements
5.7.1 Projection of required beds
The deficiency in the information about tourist population in the
study area forced the researcher to estimate the number of visitors
in the study area. The estimation will be used in forecasting the
future requirements of accommodation in the study area. It will be
based on data collected about tourists accommodation facilities in
the study area. Table 5.7.1.1 indicates that 1,742,521 beds have
been occupied in 1998, which are 1,620,544 rooms.
Table 5.7.1.1 Number of beds occupied in the year 1998 Hotels Apartments Resorts Total Visitors
Occu% # Beds Occu % # Beds Occu % # Beds Occu %
# Beds
Al-Dammam 39 176929 66.5 575941 13 7592 55 760462
Al-Khubar 44 273764 66.6 599449 57.5 873213
Al-Dhahran 41 60827 41.2 60,827
Coastal 13 48019 13 48,019
Total 42 511,520 66.6 1,175,390 13 55,611 44.5 1,742,521
# Of bed occupied in a year = (Occupancy rate * Beds Capacity)
The projection will be made on the basis of growth rate of hotel
beds which is the only available resource. The growth rate of hotel
beds in the kingdom increases by 2.22% every 10 years. While the
international growth rate for hotel beds increases by 3.2% for the
same interval. Considering that Dammam Metropolitan has
become available to International tourists and the strong
attractions it has, the study will assume that the demand on
accommodation will increase gradually to meet the international
growth rate in the next 30 Years. This increase will be as follows;
2.71% between (2000-2010), then the growth will develop to 2.955
111
for the period of (2010-2020), after that, during the period of (2020-
2030) it will match with the international growth rate of 3.2%.
The table below indicates that by the target year, 11,220 beds
shall be added. Furthermore, in the year of 2000 a deficiency of
2393 beds is expected. On the target year, around one million
tourists are expected to visit the study area. The occupancy rate is
estimated to be 60 % on average, more occupancy is expected
because of the international tourists and improvements of the
attractiveness of the study area.
Table 5.7.1.2 Projection of Required Beds 1998-2030
Projection of the required unit size will be on the basis of tourists
group size, which will be used in identifying the units sizes for
furnished apartments and camping sites for singles and families.
Groups of 1-3 members will need 2 bed room apartments and
groups of 4-6, will need 2 bedroom apartments, whereas, more
than 7 member groups will need 3 bedroom apartments,
considering the use of dining area and the possibility of adding
extra beds when required.
Table 5.7.5.1 Unit size of Accommodation According to Tourists
Group Size
Size 1998 Preference 2,000 2,010 2,020 2030
Single 29% 3213 3779 4597 5773
1-3 24% 2659 3127 3804 4778
4-6 35% 3878 4561 5548 6968
7+ 12% 1330 1564 1902 2389
Total 86,88 100% 11,081 13,030 15,850 19,908
114
CHAPTER VI Planning Proposal
110
6.1 Generation of Alternatives
In this chapter, we will propose three alternatives for the future
tourists accommodation plan. Generation of the alternatives will be
reliant on the potentials, constraints, planning problems and future
requirements for tourists accommodation, which were discussed in
the previous chapter.
The three alternatives will be evaluated and in which will be
selected. The proposal is based on two directions. First, the future
requirements for tourist accommodation. Second, the proper
location for tourists accommodation in relation with the main
attractions. The planning proposal will include detailed projection
for accommodation requirements.
116
6.2 Alternative I: Existing Trend
This alternative is developed to maintain the existing trend of the
tourists accommodation pattern. The intention is to allow the
market to develop by itself as well as to minimize the cost of
infrastructure development. Dammam and Al-Khubar will be
promoted as the main tourists accommodation centers. The
coastal area will maintain the existing pattern for Resorts
accommodation and extensive recreational activities.
Provision of hotels and furnished apartments will be within the two
cities in definite locations. These locations are to be defined by the
local municipalities according to the infrastructure availability and
minimum disturbance for the city residence. Potential location can
be the Cornish front and surrounding areas, the city centers and
along the major streets of the cities. Also, on the entrances of the
cities and along the high ways. Certain requirements are to be
fulfilled in the development of this alternative by locating tourists
accommodation within the cities.
First, strong linkages should be established between the major
attractions (Coastal area) and the accommodation concentration
centers (Dammam and Al-Khubar). New transportation modes
should be established to reduce travelling time and efforts between
the accommodation and the coastal areas. Accommodation
facilities should provide organized trips and bus services to the
coastal areas. This service shall be provided to take guests to the
recreational areas with less effort, less cost and more enjoyment
and safety. Investors should be encouraged to develop attractive
touring packages within the metropolitan. Public transportation
modes need to be established between accommodation centers
117
and coastal attraction. New roads to the coastal areas should be
developed to provide shortcuts.
Second, accommodation facilities should provide enough parking
lots for their residents to avoid crowding streets by tourists cars.
Accommodation facilities should be located in easy access lots
and away form the extensive residential areas.
Third, some infrastructure development should be provided to
enhance the supply of water, electricity, telecommunication and
other utilities. In addition, guide books and maps should be
developed to provide the latest information for the metropolitan
and tourists attraction areas.
118
Map 6.2.1 Alternative I: EXISTING TREND
119
6.2.1 Advantages and Disadvantages of Alternative I
Item Advantage Disadvantage
Proximity to Main attractions
Minimum advantages will result by improvements in the transportation network and organized bus trips to the attraction areas.
Commuting distance remains long, as the accommodation facilities will be concentrated within the urban areas.
Utilization of Main attractions
Minimal utilization for the attraction areas in accommodation, which provide opportunity to other facilities to be developed in attraction areas, likes recreation.
Under-utilization of the main attractions by separating tourists accommodation from their attractions, extensive pressure on the residential areas for tourism development.
Cost
On the short term, there will be almost no implantation cost for the infrastructure for tourists accommodation, by utilizing the existing infrastructure within the urban areas.
The extensive pressure on the urban areas by the increase of tourists accommodations infrastructure deficiencies, which might lead to more expensive development.
125
6.3 Alternative II: Nodule Agglomeration
This alternative is intended to reduce commuting time between
accommodation and attraction areas. It will provide high
accessibility for tourists to travel from their accommodation to the
attraction area, with minimum implementation cost .
Hotels and Furnished apartments should be located along the
intersection of the major routes of the metropolitan. The coastal
area will have a relatively nearby accommodation nodes on the
main routes.
Provision of the hotels and apartments will be within these nodes
of accommodation. Each node will have the two types of
accommodation according to the node capacity and
accommodation requirements. Local municipalities should provide
the infrastructure requirements for this type of land use. Local
municipalities should restrict development outside these nodes
especially within the residential areas.
Strong linkages should be provided between the accommodation
nodes and the attraction areas in the coastal area and the
shopping areas in the cities. For example, accommodation
facilities should promote coaches for their guests. Public transport
should, also be promoted between the three points of tourists
interests (The Coastal Areas, the city centers and the
accommodation nodes).
The tourists accommodation node will have some tourist shopping
facilities and general facilities in which a tourist can get his
immediate needs in the proximity of his accommodation. Coastal
areas will have limited accommodation facilities, which is tourist
121
villages and some camping areas. The main attraction areas will
be mainly for recreational activities.
122
Map 6.3.1 Alternative II: NODULE AGGLOMERATION
123
6.3.2 Advantages and Disadvantages of Alternative II
Item Advantage Disadvantage
Proximity to Main attractions
Locating accommodation facilities along the transportation nodes will reduce commuting distance to the attractions.
Generation of more traffic movements and trips to the attraction areas and the other urban facilities.
Utilization of Main attraction
Minimal utilization for the attraction areas in accommodation, which provides an opportunity to other facilities to be developed in attraction areas, like recreation.
Under-utilization of the main attractions by separating tourists accommodation from their attractions.
Cost
Implementation cost will not be low, as the accommodation location along the transportation network will keep them near the main infrastructure systems.
Most of the cost disadvantages will be on the investors, as they will spend more in providing transportation for the tourist to the main attraction areas.
124
6.4 Alternative III: New Tourists City
The alternative proposes the provision of a center for tourists
accommodation along the coastal area. This center will be a small
city that provides tourist activities and facilities, in particular
accommodation. The city will provide the infrastructure for tourism
development in different types of activities. The main sector in the
city development will be tourist accommodation.
Tourist accommodation will be provided in different variety among
the following factors: type, category, and size. For example
different categories of hotels and furnished apartments. In addition,
tourist villages need to be established and camping sites need to
be provided. The city will have all the governmental offices that are
directly involved with tourism. Different commercial facilities have
to be promoted, educational and sport facilities to be introduced to
enhance the attraction of the city.
The city will have very strong linkages with other cities in the
metropolitan and the tourist generation areas. Train station will be
constructed and different bus terminals will be provided. Providing
shortcut roads with minimum travelling distance will enhance the
transportation network. The city will be self-contained with a
Variety of tourist activities.
The utilization of the coastal areas will be maximized and it should
be accessible for everybody. Accommodation activities should not
take all the seafront beaches, and recreation should be on the
coastal line. The in land area and the dunes will be utilized for
accommodation, recreation, shopping and other services. The
main concentration for accommodation will be on the area
delineated by the railway, GCC road, Half Moon Road and the
120
Subdivided area. Al- Aziziah will be a secondary center and the
future expansion will be in the West Side areas. The subdivided
residential land between Al-Aziziah and the Half-moon bay will
remain for residential use, for the employees and others who like
their residence to be near the beach.
Extensive infrastructure work is to be undertaken, which will
enable investors to start their investments. The infrastructure will
be based on a detailed master plan, which should not cover the
accommodation only, but also all the other aspects of tourism.
Accommodation will not be attractive without the other supporting
facilities and enhancement of the main attractions.
126
Map 6.4.1 Alternative III: NEW TOURISTS CITY
127
6.4.1 Advantages and Disadvantages of Alternative III
Item Advantage Disadvantage
Proximity to Main attractions
Minimize the distance to the attractions by locating accommodation within the attractions in different types and sizes according to the tourists preferences.
No disadvantages associated
Utilization of Main attraction
Minimal utilization of the attraction areas in accommodation, which provides an opportunity to other facilities to be developed in the attraction areas, like recreation.
No disadvantages associated
Cost
Implementation cost of infrastructure will pay back during the development stages of the project as tourists will be immediately attracted and occupancy will increase.
Mainly associated with initial development of the infrastructure. In addition, investors will spend more on the construction of the new facilities.
128
6.5 Alternatives Evaluation and Selection
The three alternatives are evaluated on the basis of the expected
level of achievement of the Evaluation Criteria. The Evaluation
Criteria developed are based on the goals and objectives of the
study and the problems identified throughout the analysis of the
tourists accommodation in Dammam Metropolitan. (See table
6.5.1)
Table 6.5.1 Evaluation Criteria
# Evaluation Criteria
Alt.
I
Alt.
II
Alt I
II
1 Satisfaction of tourists preferences 2 1 3
2 Maximizing proximity of tourists attraction &
accommodation 1 2 3
3 Ensuring equitable distribution and
diversification 1 2 2
4 Increasing the attractiveness of the area 2 1 3
5 Minimizing accommodation cost 3 1 3
6 Minimizing residence disturbance 1 2 3
TOTAL SCORES 10 9 17
The scoring system employed gives a handy appreciation of the
level of achievement of each alternative toward the evaluation
criteria. Result of the evaluation indicated high scores for
alternative III. Therefore, this alternative has been selected for
tourists accommodation planning for Dammam metropolitan area.
129
6.6 New Tourists City Plan
New Tourists City will be established on the half moon. It will utilize
the coastal side and the inland area of the dunes. On this city there
will be a capacity of 9248 beds. These beds will be distributed into
hotels, furnished apartments, tourists villages and camping sites.
See table 7.6.
The gross area required for accommodation in the new Tourists
City would be 88.6 hectares. This area shall be distributed in
different locations of the tourists city.
14,026 of beds will remain within the urban areas to cater some of
the business visitors and some of the tourists who prefer to be
within the urban areas. The accommodation facilities that will
remain in the urban areas will be comprised of furnished
apartments and hotels only, see table. 6.6.2
135
Table 6.6.1 Accommodation Requirements, Coastal Area
Coas
tal
Are
a__
__
__
_ 9
24
8 B
eds
Typ
e
Category
Capacity Size by Room Type Area
# of beds Size of Units # of
Room
A,
SQ
TA,
HA H
ote
ls
2283
5* 2 Hotel X 270
Beds.
Double 128 Rm.
78.9 3.6 H Single 128 Rm.
Suite 45 Rm.
4* 5 Hotel X 200
Beds.
Double 444 Rm.
66.4 6.5 H Single 444 Rm.
Suite 49 Rm.
3* 6 Hotels X 150
Beds.
Double 429 Rm.
52 4.5 H Single 429 Rm.
Suite
Fu
rnis
hed
Apar
tmen
ts
4615
A 8 Fur. Apr. X
75 Beds.
1 Bed Room 162 Apr
100 5.6 H 2 Bed Room 202 Apr
3 Bed Room 231 Apr.
B 21 Fur Apr. X 50
Bed
1 Bed Room 309 Apr.
75 8 H 2 Bed Room 404 Apr.
3 Bed Room 383 Apr.
C 23 Fur Apr. X 50
Bed
1 Bed Room 812 Apr.
50 6 H 2 Bed Room 423 Apr.
3 Bed Room 412 Apr.
Resorts
villages 12 Unit X
300 Bed
Cabin 1101 Unt.
90 34 Unit Duplex 1367 Unt.
Triplex 1329 Unt.
Camping
9 Area X 4.5
Persons X 15
Site
Single 40 Site
800 10.4 H Families 90 Site
Total Area 88.6
A SQ = Gross area per unit in square Meters
TA HA= Total area in Hectare
The distribution of accommodation requirements is based on the
previous finding from the user preference survey. The
accommodation requirements illustrated on table 6.6.1 and 6.6.2
include the existing accommodation.
The Coastal area will have 4 types of accommodation as shown in
the above table. The hotel category will have a minimum of 3 star
hotels to maintain some quality limits. The concentration of
Resorts villages will be promoted in the coastal area.
131
Table 6.6.2 Accommodation Requirements, Urban Areas
Urb
an _
__
___
14
02
6 B
eds
Typ
e
Category
Capacity Size Area
# of beds Size of Units # of
Room
A,
SQ
TA,
HA H
ote
ls
4348
5* 3 Hotels X
270 Beds
Double 348
78.9 6.9 H Single 348
Suite 87
4* 8 Hotels X
200 Beds
Double 785 66.
4 11 H Single 785
Suite 83
3* 6 Hotels X
150 Beds
Double 457
52 4.7 H Single 457
Suite
2* 9 Hotels X
100 Beds
Double 457
34.8 3.1 H Single 457
Suite
Fu
rnis
hed
Apar
tmen
ts
4615
A 14 X 75
1 Bed Room 309
100 10.7 H 2 Bed Room 384
3 Bed Room 373
B 40 X 50
1 Bed Room 587
75 15 H 2 Bed Room 729
3 Bed Room 709
C 45 X 50
1 Bed Room 649
50 11 H 2 Bed Room 806
3 Bed Room 784
Total Area 62.4
A SQ = Gross area per unit in square Meters
TA HA= Total area in Hectare
The urban area will have only furnished apartments and hotels for
tourists accommodation to serve business and shopping tourists.
The hotels will have the 2 star category to serve the low-income
visitors. The distribution of the accommodation will be left to the
local municipalities in Al-Dammam, Al-Khubar and Al-Dhahran.
132
CHAPTER VII IMPLEMENTATION POLICIES
133
7.1 Administration of The Tourists City
Due to the huge amount of construction involved in establishing
the New Tourists City, it becomes essential to have a public
organization to initiate and monitor the new city development. The
study proposed that this development to be under taken by one
public authority which owns the city land and manages the
development. The Authority will be like the Royal Commission of
Jubail or Yanbu but on the regional level.
7.1.1 Public Authority:
An authority of tourist affairs should be formed as (Dammam
Higher Authority of Tourism Affairs) (DHATA)
7.1.2 Responsibilities:
Establishing and promoting a new private consortium
company.
Planning of the city and development control.
Coordination between Dammam Tourism development
Company and the government agencies.
Monitoring and directing DTDC activities.
Provision of the infrastructure.
Leasing or selling the land for private developers.
Coordination with the facilities private developers.
Providing continuous studies of market analysis as well
as providing statistical information.
Coordination with Tours Operator like: Airlines, Travel
Agencies, Public Transport, Train Stations and other domestic
organizations involved in tourism promotion.
134
7.1.3 Organizational Structure:
To be chaired by the Emarah of Eastern Province and Members
from Government Agencies and Dammam Chamber of
Commerce.
7.2 Private Developer:
A new private Consortium Company to be promoted as (Dammam
Tourism Development Company) (DTDC)
7.2.1 Funding:
40% of the funding will be provided by the DHATA and 60% by
DTDC. The DHATA will share the assets after construction on
basis of (40% for DHATA and 60% for DTDC after completing the
construction).
7.2.2 Responsibilities of DTDC:
Constructing tourism projects in the city and sites
developments.
Under taking marketing and promotion programs.
Managing the maintenance of the city infrastructure.
Coordinating with tour operators.
Establishing non/low revenue earning facilities.
DTDC might operate the facilities by itself or lease or sell
for other private developers.
7.2.3 Organizational Structure
To be chaired by one of the shareholders. Administration council
should include a representative of DHATA and representative from
the Chambre of Commerce.
130
7.3 Implementation Policies
ACTORS POLICY INSTRUMENT RECOMMENDED POLICY
- Emarah of Eastern Province.
- Ministry of Trade - MOMRA - Ministry of
Information - Ministry of Foreign
Affairs - Ministry
Communication. - Ministry of
Electricity and Industries.
- Directorate of Water and Sewage.
- MEPA - Chamber of
commerce - National Council of
Tourism
- Freeze any further tourism accommodation developments within the urban centers
- Improve infrastructure and attractiveness of the area
- Transfer the apartments to the new area in accordance with the accomplished phase.
Encourage accommodation development of the new tourists city. 7
.3.1
- Emarah of Eastern Province.
- Ministry of Trade - MOMRA - Ministry of Interior - Ministry of
Education - Ministry of
Transportation. - Ministry of Defense
and Aviation. - Ministry of
Planning - Ministry of Islamic
Affairs. - Ministry of Labor
and Social Affairs. - Ministry of
Information - Ministry of Foreign
Affairs - Ministry of
Communication. - Ministry of
Electricity and Industries.
- Directorate of Water and Sewage.
- MEPA - Chamber of
commerce - National Council of
Tourism
- Establish authority of tourism affairs, as Al-Dammam Higher Authority of Tourism Affairs (DHATA) under the supervision of the Eastern Province Governor.
Developments to be coordinated, monitored, and facilitated by one authority. This will expedite the promotion and will provide day to day monitoring for the plan implementation.
7.3
.2
136
- DHATA - Businessmen. - Public.
- Chamber of Commerce. - Ministry of Trade
- Establish a private consortium company.
- Engage Private sector in the development of the city infrastructure
- Provide the land for the consortium company to launch and lease sites for private developers.
Establishing the city infrastructure.
7.3
.3
ACTORS POLICY INSTRUMENT RECOMMENDED POLICY
- DHATA - DTDC - Businessmen. - Chamber of
Commerce. - Saudi Bank of
loans
- Leasing or selling sites for private developers on a long-term basis.
- Providing loans and incentives.
- Carrying out thorough studies for each site potentials and profitability.
Maximize diversification and competition. 7
.3.4
- DHATA - DTDC - Ministry of
Information - Tours Operators.
- Enhance advertisements and publicity
- Run the tourism activities while the project is working.
- Promote tourist packages. - Organize events and
exhibition.
Encourage more tourists
7.3
.5
- DHATA - DTDC - MEPA
- Direct coordination with
MEPA - Environmental
Consideration from the design of the project.
Minimize Environmental interruption
7.3
.6
- DHATA - DTDC - MEPA
- Engagement of local residence in tourism, as employees or contractors.
Minimize local disturbance and interruption 7
.3.7
- DHATA - DTDC - Ministry of
Information - Tours Operators.
- Introduce Accommodation packages.
- Increase tourists period of stay.
Reduce the accommodation prices. 7
.3.8
- DHATA - DTDC
- Diversification of accommodation facilities interms of type, size and cost.
Satisfaction of tourists varieties.
7.3
.9
- DHATA - DTDC
- Investments, especially accommodation should be done in phases.
- After a compilation of each phase, supply and demand analysis need to be undertaken to launch the next phase.
Minimize investments risk
7.3
.10
137
- Institute of Public Administration.
- DHATA
- Training of manpower into vocational programs.
Improve quality of tourism man power
7.3
.11
138
Conclusion:
The study discussed the problem of tourists accommodation in Al-
Dammam metropolitan area in relation to the attraction and tourists
preferences. The analysis of the existing condition indicated that
most of the tourists accommodation are concentrated in the Urban
area which caused a physical separation between the metropolitan
main attraction and the accommodation facilities which was a
cause of inconvenience to tourists in the metropolitan.
The tourists preferences indicate that the tourists are mainly
attracted to the coastal attraction in Al-Dammam metropolitan, and
like to have their accommodation in the vicinity of their main
attraction rather than commuting. The study utilized the socio-
economic survey to project the tourists future requirements
according to their preferences and characteristics.
The projection of tourists requirements anticipated that around one
million will visit the study area in year 2020. The average tourist
occupancy is expected to be 60%. The tourists will spend more
than 4 million tourist nights in the study area with 4.5 days as an
average time of stay. Considering an average expenditure of SR
300 per day the tourists will spend 1,307,976,000 by the target
year.
According to the existing condition analysis and the tourists
preference survey, the study proposed a new Tourist City in the
main attraction area. The city will provide the accommodation and
other tourists facilities. The distribution of the tourists
accommodation resulted in setting 40% of the beds in the coastal
area and 60% in the urban areas. The new tourists city will include
furnished apartments and hotels of different categories and sizes.
139
The transportation network proposed to be developed to provide
convenient commuting between the new city and the existing
urban areas.
In order to assure the success of the plan and support the tourism
development, the promotion of other tourism services should be
considered. Accommodation constitutes a major part of tourism
development but it can not be detached from the other services.
The enhancement in occupancy of tourists accommodation
depends on the number of tourists attracted to the tourism place,
which urges expediting the development process of the main
attraction in Al-Dammam metropolitan. Shopping and recreation
facilities should be studied and guided to attract more tourists and
stretch their duration of stay. The coordination between the private
and public agencies has a direct influence, and should be
expanded to provide affordable and enjoyable tour packages for
tourists. In addition, the publicity of the area should be promoted
by thorough advertisement.
Information about the metropolitan should be provided in the form
of comprehensive guide maps and books, clear road signs,
utilization of the contemporary information technology to familiarize
the tourists about the metropolitan and the services available for
them. Development of innovative tourists packages and programs
for different levels of affordability is urgently required. Finally, the
private and public agencies should recognize the importance of the
information about the tourists and tourism activities. They should
implement systems to provide statistical and physical information
in their areas of work in tourism for researchers, academic,
governmental or business purposes.
145
141
Appendices
142
Appendix I Socio-economic Questionnaire
DEAR TOURIST:
You are welcome in Dammam Metropolitan,
along the gulf golden coastal sand.
I would like to take few minutes of your time in filling this questionnaire,
This questionnaire is aiming to:
Understand the tourist of Dammam Metropolitan, intearms of their demands,
characteristics and point views. Among the accommodation facilities of Dammam,
and the attractiveness of the area.
This questionnaire is a part of a thesis for master degree, in College of
Architecture and Planning, KFU.
Notes for filling this questioner:
Dammam metropolitan / area, include : Al-Dammam, Al-Khubar and Al-Dhahran.
If you are residence or working in Dammam area answer what is applicable for you
and indicate that are a residence or employee in the area.
This questioner will be confidential, and will be used for the purpose the study only.
Thank you for your cooperation
Please tick √ the right Box whenever needed
1.1 What is your place of residence?
□Riyadh □Jeddah □Madinah □Qassim
□Al-Hassa □Others, Please indicate……………..
1.2 How may times have you visited Dammam area?
□ 1-2 times □ 3-5 times □ more than 5 times □ for the first time
1.3 Which transportation mode have you used?
□Private Car □Public transport □Air plan □ Train
□Taxi or Limousine □Rented Car
1.4 Place of accommodation in Dammam area?
□Hotel □Furnished Flat □House of relative or friend □ Your Owen House □Resort □Tent
□Portable house □Other, Pleas specify…………….
143
1.5 Whom do you join for tourism in Dammam?
□ Family □ Friends □ Friends and Family □ Alone.
1.6 Period of your visit to Dammam area for tourism?
□ Less than one day □ 1-2 nights □ 3-6 nights
□ 7-14 nights □ More than 14 nights
2.1 Pleas tick what applicable (more than one selection if needed)
Do you associate you visit to Dammam area with the following areas:
Pleas file following table, by identifying how many in each category
Age
Six
Less than 1 1-5 5-12 12-18 18-25 25+
Male
Female
5.6 What is you job? □ School Student □ College or institute student
□ Government Employee □ Private Employee
□ Business Man □ Retired □ Unemployed
5.7 What is your level of education?
□ Elementary. □ Intermediate □ Secondary school
□ Institute Graduate □ College Graduate □ Higher Studies.
5.8 What is your monthly income in S.R.?
□ Less than 2000. □ 2001-4000 □ 4001-6000
□ 6001-8000 □ 10,001-12,000 □ 12,001-14,000
□ More than 14,000 □ I don’t have personal income.
5.9 How many days is your annual vacation?
□Less than 30 days □30 days. □31-45 days
□45-60 days □More than 60 days
Should you like add any comments, Please use the following page:
Please, use this space for any comments:
……………………………………………………………………………………………………………
……………………………………………………………………………………………………………
Thanks for your Cooperation
146
Appendix II: World Tourism Association Hotels Standards
Table 4.4.2. WTO minimum hotel standards
Physical requirements 1 star 2 star 3 star 4 star 5 star
Size Minimum of 10 letting bedrooms
Entrance The hotel must have its own independent Hotel restaurants must have their own external as well as internal entrance
entrances. Separate service entrance
Staircases To comply with legal requirements Separate service staircase
Construction Architecture, design, furniture and decoration should reflect the local style with the degree of sophistication increasing with category
Furniture, fittings and
equipment
Moderate cost construction, simple, durable
equipment and furniture of standard design
Medium cost construction
materials and fittings.
Custom made furniture
High cost construction
and fittings, Custom
made equipment and
furniture.
Top cost construction,
equipment and furniture
Individualised decor
Emergency power supply
Emergency light sources
Stand by generator to
supply basic lighting
lighting and power up to
24 hrs
Stand by generator to supply energy for lighting, lifts,
water treatment, cooking and
refrigeration, and heating
Heating and cooling Heating or fan
cooling when necessary
+ central heating and
comfort cooling
seasonally available
+ individual heat control
in bedrooms Temperature
maintained between 18
and 250C
+ individual air conditioning control in all rooms.
High quality equipment with very low noise emission
Lift(s) available to match
room capacity
Where more than three
upper floors
When more than two upper floors When more than one upper floor
Service lift Separate from main guest lift
In room communication Call bell Internal only
Telephone
Telephone available on
request
Telephone connected
through hotel
switchboard
Direct dial telephone to
other rooms and for
national calls
Direct dial telephones for
national and international
calls. Telephone in
bathroom.
One externally connected telephone per floor.
147
Table 4.4.2. WTO minimum hotel standards (continued)
Physical requirements 1 star 2 star 3 star 4 star 5 star
Public telephones Telephone available
through reception
Telephone booth in the lobby
Soundproof booth in lobby with national international
connections, Telephone available near all public
rooms
Bedrooms
Size Adequate for free movement, comfort and safety. Minimum area in square metres (excluding bathroom and lobby)::
Single 8 8 10 12 13
Double 10 10 12 14 16
Triple 12 12 14 16 19
Suites Some suites available or
connecting rooms to
make temporary suites.
Independent suites of
various types and connecting rooms
Single bed minimum size 1900 mm x 80Omm 2000 mm x 800mm
Linen/towels Bed linen changed with each new occupant
Bed linen changed twice a week
Towels changed with each new occupant and daily
Bed linen changed daily.
Room cleaning Daily Additional room cleaning
on request up to 12.00 pm
24 hour additional room
cleaning
Storage Closet or wardrobe with hangers plus shelves or chest of drawers. Increasing in sophistication
Seating Minimum of one chair per person Minimum of one armchair per person
Tables One bedside table per guest
Table in room
Writing/dressing
table
Writing / dressing table with drawers
Lighting Natural light through windows during the day. Artificial light at night adequate for reading. Calling light with switches at entrance and
bedside. One bedside lamp per person Reading lamp at armchair/writing table
Floor covering Suitably tiled or covered floors with bedside rugs or carpets where appropriate Wall to wall carpets or high quality flooring and floor
coverings
In-room entertainment Radio / central music system controlled by the guest
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TV available Colour TV Colour TV with video channel
Other room facilities Window coverings to provide privacy and exclude light High quality furnishings
Waste basket. Ashtray (it not non-smoking). At least one water . glass per person. Written information on hotel services and procedures
provided in one other language.
Written information on hotel services and procedures provided in two other
languages. Do-not-disturb sign Fire safety instructions Local regulations may require display of tarrif Luggage rack Mirror other than in bathroom or at washbasin Plus full length mirror Stationery Mini fridge / mini bar Soundproofing Tolerable for day and night
stay Good to tolerable High standard soundproofing
Door Lockable with individual keys or other means. Easily identifiable from outside. Internal security fastening Bathrooms Availability Wash-basin with mirror,
light, shelf towels, soap
and electric socket
marked with voltage
+ at least 25% of rooms
with private bathrooms
All rooms have Private bathrooms Spacious bathrooms
Separate toilet.
Size Adequate for tree, comfortable and safe movement
Standard facilities Natural or induced ventilation providing at least 3 air changes/hr
Hot and cold running water. Colour coded. Thermostatically controlled Chilled drinking water
Wash-basin with mirror, light, shelf, towels, soap and electric socket marked with voltage
Water closet with toilet paper. Waste bin
Shower cabinet or bath with showerhead and curtain or screen Bath with shower-head
minimum 1600 mm long
Bagth with showerhead
minimum 1600 mm long.
Separate shower cubicle. Minimum of one hand and one bath towel per guest
Bath mals Shampoo provided Shampoo and other
toiletries provided Cabinet for personal effects
Hairdryer, telephone
Physical requirements 1 star 2 star 3 star 4 star 5 star
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Shared bathrooms (minimum) One bathroom per five bedrooms sharing Two on each
floor (one for each sex) Equipped with shower cubicle
or bath tub, washbasin, mirror, we (unless separate)
and standard facilities
Shared Water closets
(minimum)
One WC per five bedrooms sharing Two on each floor
(one for each sex) with washbasins and standard
facilities.
Public areas
Public toilets Separate for each sex. Normally each should have a minimum of two water closets with toilet paper, washbasins with hot and cold running
water, mirror, soap, towels or hand drier and waste bin. Separate cubicle for the disabled equipped with appropriate fittings, Suitably sited
near public areas with interiors screened from view. Ventilation with at least 3 air changes / hr
Corridors Well lit 24 hours a day by natural and/or artificial light. Adequately ventilated. Free from obstacles or hazards. Suitably signposted with
emergency exits already indicated
Carpets, wall to wall carpeting or special floor finishes
Reception area Seating and appropriate furniture commensurate to hotel capacity. Well lit.
Coffee and / or writing tables. Carpets, wall to wall carpeting or special floor
finishes, Plants, Music / PA system.
Parking Free access by car. Some reserved parking space. Parking space reserved
for average number of
car-using guests
Exclusive parking or
garage to accommodate
all hotel guests and casual
visitors. 24 hr security
As four star plus basic
care servicing available
Green area Some garden area or
terrace with plants
Green area for guest use
such as terrace with
plants, roof garden, patio
or adjoining gardens
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Food and beverage, leisure and recreation facilities
Lounge Area with lounge seating,
music and / or television
services. May also be
used for breakfast and
reception of guests.
Lounge area or sitting
room with music and
television services,
newspapers and / or
magazines.
Lounge area or sitting
room as before seating at
least one-third of hotel
bed capacity in
combination with
reception area.
Choice of lounge(s) or
sitting room(s) as before,
plus service of drinks and
refreshments
Choice of lounge(s) or
sitting room(s) as before
with 24 hour lounge
service
Breakfast As above or by service
to rooms.
Provided in hotel or
facilities in immediate
proximity
Restaurant(s) provided within hotel with adequate seating capacity for breakfast
arid other meals
Breakfast served 7.00 am to 10.00 am 7:00 am to 11:00 am
Room service The option of self-catering facilities may be provided
Breakfast served in rooms where no Limited room service may
breakfast area available be offered
Breakfast services
including newspaper. 24
hour beverage and light
rneal service
24 hour full meal and
beverage services.
Restaurant Restaurant or
cafeteria where
meals are served
at lunch time and
evening or in immediate
proximity to appropriate
independent facilities.
Restaurant or coffee shop
where meals are served at
lunchtime and evening.
Seating not less than half
of hotel bed capacity
Main restaurant or choice of restaurants serving a
variety of meals
Private dining or function rooms available.
Total seating not less than hotel bed capacity
High quality food Highest standards of
and beverage cuisine and services
services
Conference facilities Meeting and conferc rice, rooms with appropriate
conference facilities
Cloakroom Cloakroom and toilet;
near public rooms
Entertainment Music and public acIdress system.
Night club, dancing area or discotheque available in
hotel or near proximity
Recreation Sauna or swimming pool or
health club or a
combination
Sauna, gymnasium / health
club, health club,
swimming pool /jetpool
101
WTO minimum hotel standards (continued)
Physical requirements 1 star 2 star 3 star 4 star 5 star
Hairdresser Hairdresser/beauty studio
Services
Reception services
Reception desk manned throughout the
day. Night bell
Guest luggage handling on request.
Permanent reception service. 24 hour check-in
Hall porters, luggage handling and doorman
Paging service / public address system.
Medical services Emergency medical / first aid service First aid room